Washington
Washington Squatters Rights and Adverse Possession Laws (2026)
Independently fact-checked against primary sources (last audited August 18, 2026). · Reviewed by the RecordingLaw editorial team. · Law checked current as of August 9, 2026. · 8 primary sources cited on this page. How we verify our legal content
Washington requires 10 years of continuous, open, and hostile possession to claim adverse possession under . Two separate 7-year tracks apply when a claimant holds color of title. Removal of a squatter requires an unlawful detainer action under RCW 59.12; self-help removal is prohibited.
Verification note: Statutory periods confirmed against , , and via app.leg.wa.gov. Removal procedure confirmed against . No expedited sheriff squatter-removal statute was enacted in Washington in 2024 or 2025.
Jurisdiction scope: This page covers Washington State law only. For a comparison of adverse possession periods and squatter removal procedures across all 50 states, see the national squatters rights guide.
Adverse Possession in Washington: The 10-Year and 7-Year Periods
Washington law gives a would-be adverse possessor two possible timelines, depending on the nature of the claimant's title documents.
The 10-year base period (RCW 4.16.020)
The default rule comes from RCW 4.16.020, which sets a 10-year limitations period on actions for the recovery of real property. A person who occupies land for 10 continuous years without the owner's permission and who meets all five elements of adverse possession can bring a quiet-title action at the end of that period.
The 7-year track with connected title of record ()
RCW 7.28.050 cuts the period to 7 years when the possessor holds a connected title in law or equity that is deducible of record. In plain terms, the claimant must be able to point to a recorded chain of title documents that connect back to a recognizable source, even if that chain contains a defect. If the claimant has such a connected title and maintains actual, open, and notorious possession for 7 successive years, an action to recover the land must be brought within 7 years after possession began. After that window closes, the claimant's title is quieted by operation of the statute.
The 7-year track with color of title and tax payment ()
RCW 7.28.070 provides a parallel 7-year path aimed at a slightly different situation. Under this section, a person in actual, open, and notorious possession under a claim and color of title made in good faith who also pays all taxes legally assessed on the property during the entire 7-year period is held and adjudged to be the legal owner at the end of that period. Successor owners who acquire the property by purchase, devise, or inheritance can tack their predecessor's possession and tax payments onto their own to satisfy the 7-year requirement, as long as possession and tax obligations remain uninterrupted.
The five elements required in all Washington adverse possession claims
Whether the claimant relies on the 10-year or the 7-year track, Washington courts require proof of all five elements throughout the statutory period:
- Actual possession. The claimant must physically use the land in the manner a reasonable owner would use it, such as farming, landscaping, fencing, or building structures.
- Open and notorious possession. The use must be visible and obvious, putting the true owner on notice that someone is asserting a claim.
- Exclusive possession. The claimant cannot share possession with the true owner or with the general public.
- Hostile possession. The claimant must occupy the land without the owner's permission. Possession under a license or with the owner's consent does not satisfy this element.
- Continuous possession. The claimant must maintain possession without significant interruption for the entire statutory period. Brief absences that are consistent with normal ownership patterns do not break continuity.
If any element is missing for any portion of the statutory period, the clock resets and the claim fails.
How to Remove a Squatter in Washington
Washington property owners must follow the court-supervised unlawful detainer process to remove a squatter. Self-help removal, which includes changing locks, removing the occupant's belongings, or shutting off utilities to force someone out, is illegal in Washington and exposes the owner to civil liability.
Step 1: Serve a written notice to vacate
Under , a person who enters upon the land of another without permission and remains after receiving 3 days' written notice to vacate is guilty of unlawful detainer. The notice must be served in the manner specified in , which allows personal service, service on a person of suitable age and discretion at the premises, or posting and mailing if no one is present.
If the squatter has any characteristics of a residential tenant, such as paying occasional rent or receiving mail at the property, the owner should also review the Residential Landlord-Tenant Act under RCW 59.18 before serving notice. Residential tenants receive longer notice periods under , and a court may scrutinize whether an occupant qualifies as a tenant.
Step 2: File an unlawful detainer complaint
If the squatter does not vacate after the notice period expires, the owner files a complaint for unlawful detainer in the superior court of the county where the property is located. The complaint is governed by . The court issues a summons requiring the defendant to appear and answer, typically within 7 to 30 days depending on the circumstances.
Step 3: Obtain a writ of restitution
After the hearing, if the court rules in the owner's favor, it issues a judgment and a writ of restitution under . The writ directs the county sheriff to remove the occupant and restore possession to the owner. The sheriff carries out the actual removal; the owner does not do so personally.
No expedited sheriff squatter-removal statute in Washington
Washington has not enacted any 2024 or 2025 statute creating an expedited administrative process for sheriff removal of squatters outside of the standard unlawful detainer framework. Property owners in Washington must use RCW 59.12 and obtain a court judgment before the sheriff will act.
Document everything
Owners should photograph the property before and after occupation, keep records of any communications with the occupant, save utility and tax records, and retain copies of all legal notices served. These records become evidence in the unlawful detainer proceeding and in any future quiet-title defense.
Legal disclaimer: This page provides general legal information about Washington State law only and is not legal advice. Laws change, and individual circumstances vary. Consult a lawyer licensed in Washington before taking action on any adverse possession claim or squatter removal.
Page last reviewed: May 2026. Washington law only. For other states see the national squatters rights guide.
More Washington Laws
Frequently Asked Questions
How long does a squatter have to stay in Washington to claim adverse possession?
The base period is 10 years under RCW 4.16.020. A squatter with a connected title of record can claim adverse possession after 7 years under RCW 7.28.050. A squatter with good-faith color of title who pays all property taxes can also qualify after 7 years under RCW 7.28.070.
Does a squatter in Washington have to pay property taxes to claim adverse possession?
Tax payment is required only under the RCW 7.28.070 track. Under that section, the claimant must pay all taxes assessed on the property during the entire 7-year period. Under the 10-year track (RCW 4.16.020) and the connected-title 7-year track (RCW 7.28.050), tax payment is not a stated statutory requirement, though courts may consider it as evidence of hostile intent.
Can a Washington property owner remove a squatter without going to court?
No. Self-help eviction is illegal in Washington. Changing locks, removing belongings, or cutting utilities to force an occupant out exposes the owner to civil liability. The owner must serve a proper notice to vacate and then file an unlawful detainer action under RCW 59.12 if the squatter does not leave voluntarily.
How quickly can a Washington court remove a squatter?
After filing, the court issues a summons and schedules a hearing. If the court rules in the owner's favor, a writ of restitution is issued and the county sheriff carries out the removal. The process typically takes several weeks to a few months, depending on court scheduling and whether the squatter contests the action.
Does a squatter in Washington have any rights?
An occupant who has been in possession long enough to satisfy the elements of adverse possession under Washington law has the right to bring a quiet-title action. During the removal process, a squatter also has the right to proper legal notice and the opportunity to contest the unlawful detainer action in court before being physically removed.
What notice does a Washington property owner need to give a squatter?
Under RCW 59.12.030, a squatter who entered without permission must receive at least 3 days' written notice to vacate before the owner can file an unlawful detainer action. If the occupant has characteristics of a residential tenant, longer notice periods under RCW 59.18.650 may apply.
Has Washington passed any new squatter removal law in 2024 or 2025?
No. Washington has not enacted an expedited sheriff squatter-removal statute in 2024 or 2025. Property owners must continue to use the standard unlawful detainer process under RCW 59.12 to remove unauthorized occupants.
Updates
Independently fact-checked against the cited primary sources
Governing law re-checked for recent changes
Governing law re-checked for recent changes
Reviewed and approved by an editor
The Law Behind This Article
This article rests on 8 statutory provisions held in our own legal record, each retrieved from the official source. Tap a section to read the operative text.
Revised Code of Washington
§ 4.16.020Actions to be commenced within ten years—Exception.In forcecited in 3 of our articles
The period prescribed for the commencement of actions shall be as follows: Within ten years: (1) For actions for the recovery of real property, or for the recovery of the possession thereof; and no action shall be maintained for such recovery unless it appears that the plaintiff, his or her ancestor, predecessor or grantor was seized or possessed of the premises in question within ten years before the commencement of the action. (2) For an action upon a judgment or decree of any court of the United States, or of any state or territory within the United States, or of any territory or possession of the United States outside the boundaries thereof, or of any extraterritorial court of the United States, unless the period is extended under RCW 6.17.020 or a similar provision in another jurisdiction. (3) Of the eighteenth birthday of the youngest child named in the order for whom support is ordered for an action to collect past due child support that has accrued under an order entered after July 23, 1989, by any of the above-named courts or that has accrued under an administrative order as defined in RCW 74.20A.020(6), which is issued after July 23, 1989.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 142 court opinionsMost recently applied by a court: 2026
Leading cases: Highline School District No. 401 v. Port of Seattle (Washington Supreme Court 1976, 87 Wash. 2d 6) · Roy v. Cunningham (Court of Appeals of Washington 1986, 46 Wash. App. 409) · Nickell v. SOUTHVIEW HOMEOWNERS ASS'N (Court of Appeals of Washington 2012, 167 Wash. App. 42)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Washington Statute of Limitations: Filing Deadlines by Case Type, Squatters Rights by State: Adverse Possession Laws (2026)
§ 59.12.030Unlawful detainer defined.In force
Except as limited under RCW 59.18.650 relating to tenancies under chapter 59.18 RCW, a tenant of real property for a term less than life is liable for unlawful detainer either: (1) When he or she holds over or continues in possession, in person or by subtenant, of the property or any part thereof after the expiration of the term for which it is let to him or her. When real property is leased for a specified term or period by express or implied contract, whether written or oral, the tenancy shall end without notice at the expiration of the specified term or period; (2) When he or she, having leased property for an indefinite time with monthly or other periodic rent reserved, continues in possession thereof, in person or by subtenant, after the end of any such month or period, when the landlord, more than 20 days prior to the end of such month or period, has served notice (in manner in RCW 59.12.040 provided) requiring him or her to quit the premises at the expiration of such month or period; (3) When he or she continues in possession in person or by subtenant after a default in the payment of rent, and after notice in writing requiring in the alternative the payment of the rent…
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 148 court opinionsMost recently applied by a court: 2026
Leading cases: Christensen v. Ellsworth (Washington Supreme Court 2007, 162 Wash. 2d 365) · Foisy v. Wyman (Washington Supreme Court 1973, 83 Wash. 2d 22) · HOUSING AUTHORITY OF CITY OF EVERETT v. Terry (Washington Supreme Court 1990, 114 Wash. 2d 558)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 59.12.040Service of notice—Proof of service.In forcecited in 2 of our articles
Any notice provided for in this chapter shall be served either (1) by delivering a copy personally to the person entitled thereto; or (2) if he or she be absent from the premises unlawfully held, by leaving there a copy, with some person of suitable age and discretion, and sending a copy through the mail addressed to the person entitled thereto at the person's place of residence; or (3) if the person to be notified be a tenant, or an unlawful holder of premises, and his or her place of residence is not known, or if a person of suitable age and discretion there cannot be found then by affixing a copy of the notice in a conspicuous place on the premises unlawfully held, and also delivering a copy to a person there residing, if such a person can be found, and also sending a copy through the mail addressed to the tenant, or unlawful occupant, at the place where the premises unlawfully held are situated.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 42 court opinionsMost recently applied by a court: 2026
Leading cases: Christensen v. Ellsworth (Washington Supreme Court 2007, 162 Wash. 2d 365) · Hall v. Feigenbaum (Court of Appeals of Washington 2014, 178 Wash. App. 811) · Marsh-McLennan Building, Inc. v. Clapp (Court of Appeals of Washington 1999, 96 Wash. App. 636)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Washington Drops the Certified-Mail Rule for Eviction Notices as HB 2664 Takes Effect
§ 59.12.070Complaint—Summons.In force
The plaintiff in his or her complaint, which shall be in writing, must set forth the facts on which he or she seeks to recover, and describe the premises with reasonable certainty, and may set forth therein any circumstances of fraud, force or violence, which may have accompanied the forcible entry or forcible or unlawful detainer, and claim damages therefor, or compensation for the occupation of the premises, or both; in case the unlawful detainer charged be after default in the payment of rent, the complaint must state the amount of such rent. A summons must be issued as in other cases, returnable at a day designated therein, which shall not be less than seven nor more than thirty days from the date of service, except in cases where the publication of summons is necessary, in which case the court or judge thereof may order that the summons be made returnable at such time as may be deemed proper, and the summons shall specify the return day so fixed.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 38 court opinionsMost recently applied by a court: 2026
Leading cases: Christensen v. Ellsworth (Washington Supreme Court 2007, 162 Wash. 2d 365) · Canterwood Place L.P. v. Thande (Court of Appeals of Washington 2001, 106 Wash. App. 844) · Canterwood Place LP v. Thande (Court of Appeals of Washington 2001, 25 P.3d 495)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 59.12.090Writ of restitution—Bond.In force
The plaintiff at the time of commencing an action of forcible entry or detainer or unlawful detainer, or at any time afterwards, may apply to the judge of the court in which the action is pending for a writ of restitution restoring to the plaintiff the property in the complaint described, and the judge shall order a writ of restitution to issue. The writ shall be issued by the clerk of the superior court in which the action is pending, and be returnable in twenty days after its date; but before any writ shall issue prior to judgment the plaintiff shall execute to the defendant and file in court a bond in such sum as the court or judge may order, with sufficient surety to be approved by the clerk, conditioned that the plaintiff will prosecute his or her action without delay, and will pay all costs that may be adjudged to the defendant, and all damages which he or she may sustain by reason of the writ of restitution having been issued, should the same be wrongfully sued out.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 34 court opinionsMost recently applied by a court: 2026
Leading cases: IBF, LLC v. Heuft (Court of Appeals of Washington 2007, 141 Wash. App. 624) · Arthur Skinner, Res/cross-app V. Incity Properties Holdings Inc, App/cross-res (Court of Appeals of Washington 2025) · Allen Watkins & Janis Clark, Appellant's V. Esa Management (Court of Appeals of Washington 2024)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 59.18.650Eviction of tenant, refusal to continue tenancy, end of periodic tenancy—Cause—Notice—Penalties. (Effective until January 1, 2028.)In forcecited in 2 of our articles
(1)(a) A landlord may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy except for the causes enumerated in subsection (2) of this section and as otherwise provided in this subsection. (b) If a landlord and tenant enter into a rental agreement that provides for the tenancy to continue for an indefinite period on a month-to-month or periodic basis after the agreement expires, the landlord may not end the tenancy except for the causes enumerated in subsection (2) of this section; however, a landlord may end such a tenancy at the end of the initial period of the rental agreement without cause only if: (i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement between six and 12 months; and (ii) The landlord has provided the tenant before the end of the initial lease period at least 60 days' advance written notice ending the tenancy, served in a manner consistent with RCW 59.12.040.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 44 court opinionsMost recently applied by a court: 2026
Leading cases: Amie Garrand, V Robin P. Cornett (Court of Appeals of Washington 2024, 550 P.3d 64) · Gonzales v. Inslee (Washington Supreme Court 2023) · Mark Brewer, V. Colleen Hill (Court of Appeals of Washington 2023, 525 P.3d 987)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Washington Landlord-Tenant Laws (2026): Deposits, Rent Cap, and Tenant Rights
§ 7.28.050Limitation of actions for recovery of real property—Adverse possession under title deducible of record.In force
That all actions brought for the recovery of any lands, tenements or hereditaments of which any person may be possessed by actual, open and notorious possession for seven successive years, having a connected title in law or equity deducible of record from this state or the United States, or from any public officer, or other person authorized by the laws of this state to sell such land for the nonpayment of taxes, or from any sheriff, marshal or other person authorized to sell such land on execution or under any order, judgment or decree of any court of record, shall be brought within seven years next after possession being taken as aforesaid, but when the possessor shall acquire title after taking such possession, the limitation shall begin to run from the time of acquiring title.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 13 court opinionsMost recently applied by a court: 2022
Leading cases: Northlake Marine Works, Inc. v. City of Seattle (Court of Appeals of Washington 1993, 70 Wash. App. 491) · Gorman v. City of Woodinville (Washington Supreme Court 2012, 175 Wash. 2d 68) · Harris v. Urell (Court of Appeals of Washington 2006, 133 Wash. App. 130)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 7.28.070Adverse possession under claim and color of title—Payment of taxes.In forcecited in 2 of our articles
Every person in actual, open and notorious possession of lands or tenements under claim and color of title, made in good faith, and who shall for seven successive years continue in possession, and shall also during said time pay all taxes legally assessed on such lands or tenements, shall be held and adjudged to be the legal owner of said lands or tenements, to the extent and according to the purport of his or her paper title. All persons holding under such possession, by purchase, devise or descent, before said seven years shall have expired, and who shall continue such possession and continue to pay the taxes as aforesaid, so as to complete the possession and payment of taxes for the term aforesaid, shall be entitled to the benefit of this section.
Official text (excerpt) · as of 2026-07-29 · Read the full section at app.leg.wa.gov
Cited in 42 court opinionsMost recently applied by a court: 2024
Leading cases: Harris v. Urell (Court of Appeals of Washington 2006, 133 Wash. App. 130) · Peeples v. Port of Bellingham (Washington Supreme Court 1980, 93 Wash. 2d 766) · McCoy v. Lowrie (Washington Supreme Court 1953, 42 Wash. 2d 24)
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
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Sources and References
- RCW 4.16.020 - Limitation of actions: Ten years(app.leg.wa.gov).gov
- RCW 7.28.050 - Adverse possession: Seven-year period with connected title of record(app.leg.wa.gov).gov
- RCW 7.28.070 - Adverse possession: Seven-year period with color of title and tax payment(app.leg.wa.gov).gov
- RCW 59.12.030 - Unlawful detainer defined(app.leg.wa.gov).gov
- RCW 59.12.040 - Service of notice(app.leg.wa.gov).gov
- RCW 59.12.090 - Writ of restitution and bond(app.leg.wa.gov).gov
- RCW 59.18 - Residential Landlord-Tenant Act(app.leg.wa.gov).gov
- RCW 59.18.650 - Termination of tenancy: Notice requirements(app.leg.wa.gov).gov